2325 Budd St · Dallas, TX 75215

$290,000

3 bd · 2.5 ba · 1,691 sqft · SingleFamily public records · 41 Days on market

Built 2022 4,617 sqft lot $171/sqft · at area comps Est $302k · at est.

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +9.3/15.0
• Cash flow +6.9/30.0
• Appreciation +5.4/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0

Listing remarks

FREE 1-0 BUYDOWN through June 30, 2026 with preferred lender. Step into luxury living with this fabulous floor plan boasting 3 bedrooms and 2.5 baths, designed to exceed your expectations. The layout offers a harmonious blend of comfort and style, perfect for both relaxation and entertaining. Immerse yourself in the elegance of the master suite, complete with a spa-like ensuite bath for ultimate indulgence. Entertain with ease in the generous living area, seamlessly flowing into the dining space, ideal for hosting gatherings. Prepare culinary delights in the well-appointed kitchen, equipped with modern appliances and ample storage. Enjoy the convenience of a dedicated one-car garage, ensuri

Key facts

• Master suite
• Generous living area
• Modern appliances

Tags

• MASTER SUITE
• SPA-LIKE ENSUITE BATH
• GENEROUS LIVING AREA
• WELL-APPOINTED KITCHEN
• MODERN APPLIANCES
• DEDICATED ONE-CAR GARAGE

Property features AI

Finance

• Other: Easements for access, drainage, electric, telephone, utilities, and water lines; Restrictions include deed and unknown encumbrance(s)
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage; Garage faces front; One covered garage space (approx. 10' x 20')
• Security: Burglar alarm; Carbon monoxide detectors; Security system
• Utilities: City water and city sewer; Individual water meter; Electricity connected; Cable and phone available; Underground utilities
• Home design: Single family residence; Two-story home; Not attached to another property; Smart home features enabled
• Construction: Built in 2022 (preowned); Brick and fiber cement exterior; Composition roof; Slab foundation
• Exterior features: Wood fencing; Subdivision lot

Interior

• Kitchen: Granite countertops; Kitchen island; Electric cooktop and electric oven; Microwave; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: Three bedrooms total; Primary bedroom on second floor with walk-in closet and dual sinks; Two additional bedrooms on second floor
• Flooring: Luxury vinyl plank flooring
• Bathrooms: Three total bathrooms (two full, one half); Primary bath with shower body sprays; Second-floor bathroom with granite countertop
• Heating & cooling: Central heating (electric); Electric cooling with ceiling fans
• Interior features: Open floorplan with kitchen island and pantry; Decorative lighting; Cable TV available; High-speed internet available; Window coverings
• Laundry & utility: Stacked washer/dryer area; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-441 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (26.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (23.9% below list).
• Recommended offer: $212k (26.9% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 2.3% in Dallas — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#24 in TX, #1,380 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: schools C-, crime F.
• Dallas ISD (urban): math 31% / reading 36% proficiency, ranked #559 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.2%/yr); 248 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,208/mo this rent would consume 58% of the median local household income ($46k/yr) (locally 1464% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.8% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,033 (26.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.76% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.52%
• DSCR: 0.71
• GRM: 10.9

CMA / ARV

• ARV (median comp): $301,830
• List price: $290,000
• Delta: -3.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2411 Saint Clair Dr	0.06mi	3/2.5	1,780 (+5%)	4mo	$289,800	$163	85
2333 Bethurum Ave	0.21mi	3/2.5	1,700 (+0%)	5mo	$309,000	$182	85
2413 Saint Clair Dr	0.06mi	3/2.5	1,780 (+5%)	4mo	$289,800	$163	85
2402 Dyson St	0.22mi	3/3.5	1,750 (+4%)	2mo	$332,000	$190	78
6112 Carlton Garret St	0.10mi	3/2.5	1,500 (-11%)	2mo	$279,999	$187	75
2530 Lowery St	0.35mi	4/2.5 (+1)	1,750 (+4%)	3mo	$309,000	$177	71
2716 Dorris St	0.28mi	3/2.5	1,520 (-10%)	2mo	$284,000	$187	69
2521 Bethurum Ave	0.32mi	3/2.5	1,500 (-11%)	4mo	$339,000	$226	63
2302 Anderson St	0.28mi	3/3.5	1,865 (+10%)	4mo	$349,900	$188	62
2335 Macon St	0.52mi	4/2.0 (+1)	1,612 (-5%)	4mo	$299,900	$186	58
2814 Rochester St	0.35mi	4/2.0 (+1)	1,460 (-14%)	4mo	$305,000	$209	51
1638 Garden Dr	0.51mi	4/2.0 (+1)	1,901 (+12%)	3mo	$324,999	$171	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.79% appreciation · 7.19% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.81×
• Total profit: $-15,819
• Equity at exit: $95,833

10-year hold

• IRR: 4.2%
• Equity multiple: 1.55×
• Total profit: $44,846
• Equity at exit: $124,938

Cash invested: $81,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 75215

• Home prices YoY: 0.3%
• Rents YoY: 7.2%
• Active inventory: 248
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,208 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$544 /mo · $6,529/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-441

Break-even live

Break-even rent $2,767

Max offer price $212,033

Occupancy floor —

Sensitivity live

Price	-10% $-277	-5% $-359	+0% $-441	+5% $-523	+10% $-606
Rent	-10% $-616	-5% $-529	+0% $-441	+5% $-354	+10% $-267
Rate	-1.0pp $-295	-0.5pp $-368	base $-441	+0.5pp $-516	+1.0pp $-593

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2325 Budd St Dallas, TX	3.0	2.5	1696	$2,350	$1.39	44d	1	0.02mi
2216 Dyson St Dallas, TX	3.0	2.0	1056	$2,100	$1.99	25d	1	0.08mi
2413 Easley St Dallas, TX	3.0	2.5	1597	$2,400	$1.50	8d	1	0.08mi
2203 Anderson St Dallas, TX	3.0	2.5	1219	$2,200	$1.80	44d	1	0.26mi
2207 Anderson St Dallas, TX	3.0	2.5	1419	$2,300	$1.62	8d	1	0.26mi
6602 Bexar St Dallas, TX	3.0	2.5	1600	$2,499	$1.56	8d	1	0.30mi
2807 Valentine St Dallas, TX	3.0	2.0	1400	$1,500	$1.07	15d	1	0.33mi
2521 Bethurum Ave Dallas, TX	3.0	2.5	1600	$2,300	$1.44	44d	1	0.33mi
2246 Hooper St Dallas, TX	3.0	3.0	1870	$2,400	$1.28	44d	1	0.34mi
2727 Choice St Dallas, TX	3.0	2.0	1175	$1,799	$1.53	25d	1	0.41mi
2927 Dorris St Dallas, TX	3.0	2.0	1298	$1,914	$1.47	44d	1	0.45mi
1711 Herald St Dallas, TX	3.0	2.5	2140	$2,350	$1.10	44d	1	0.61mi
1713 Herald St Dallas, TX	3.0	2.5	2142	$2,300	$1.07	8d	1	0.62mi
5000 Linder Ave Dallas, TX	3.0	2.0	1327	$1,950	$1.47	44d	1	0.82mi
2312 Stoneman St Dallas, TX	4.0	3.0	2106	$3,100	$1.47	5d	1	0.88mi
2838 Frost Ave Dallas, TX	2.0	1.0	1200	$1,400	$1.17	25d	1	0.96mi
2840 Oakdale St Dallas, TX	3.0	2.0	1379	$1,900	$1.38	44d	1	1.00mi
2618 Carpenter Ave Dallas, TX	4.0	3.0	2050	$3,200	$1.56	44d	1	1.02mi
4024 Colonial Ave Dallas, TX	4.0	2.0	1560	$2,400	$1.54	25d	1	1.07mi
4722 Meadow St Dallas, TX	2.0–3.0	2.0	1107	$1,475	$1.33	12d	4	1.27mi
4024 Myrtle St Dallas, TX	3.0	2.0	1106	$1,595	$1.44	5d	1	1.28mi
4611 Bradshaw St Dallas, TX	3.0	2.0	1145	$1,550	$1.35	25d	1	1.44mi
3609 Cleveland St Dallas, TX	4.0	2.5	1500	$2,700	$1.80	8d	1	1.47mi
4503 Bradshaw St Dallas, TX	4.0	2.0	1263	$1,600	$1.27	8d	1	1.48mi

Listing history 23 events

1. 2026-06-18
   status $290,000 Pending 41 DOM
2. 2026-06-18
   days on market $290,000 Active Option Contract 41 DOM
3. 2026-06-17
   days on market $290,000 Active Option Contract 40 DOM
4. 2026-06-16
   days on market $290,000 Active Option Contract 39 DOM
5. 2026-06-15
   days on market $290,000 Active Option Contract 38 DOM
6. 2026-06-13
   statusdays on market $290,000 Active Option Contract 36 DOM
7. 2026-06-09
   days on market $290,000 Active 32 DOM
8. 2026-06-08
   days on market $290,000 Active 31 DOM
9. 2026-06-07
   days on market $290,000 Active 30 DOM
10. 2026-06-04
    days on market $290,000 Active 27 DOM
11. 2026-06-03
    days on market $290,000 Active 26 DOM
12. 2026-06-02
    days on market $290,000 Active 25 DOM
13. 2026-06-01
    days on market $290,000 Active 24 DOM
14. 2026-05-31
    days on market $290,000 Active 23 DOM
15. 2026-05-08
    listed $290,000 Active 925-char remark
16. 2026-02-15
    price $2,350
17. 2025-12-11
    listed $2,450
18. 2024-07-16
    historical
19. 2024-05-08
    listed $310,000 Active
20. 2024-04-09
    soldstatus
21. 2021-10-06
    soldstatus
22. 2021-08-20
    soldstatus
23. 2021-07-28
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $6,529 · $544/mo
• Projected year-2 tax: $6,529 · $544/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,496
• − Mortgage interest: −$16,245
• − Property taxes: −$6,529
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,120
• − Management: −$2,120
• − Depreciation: −$8,436
• Taxable loss: −$10,403
• Est. tax savings @ 24.0%: +$2,497
• After-tax cash flow: $-2,800/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Dallas ISD
• NCES district ID: 4816230
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $42,881
• Composite: 28.41/100
• National rank: #6763
• State rank: #559 of 826 in TX

Livability — Dallas

• Score: 81/100
• State rank: #24
• US rank: #1380

Category grades

Amenities A+ Commute A+ Cost of living A- Crime F Employment C+ Housing A+ Health & safety A User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dallas, TX
• County: Dallas County · 2,612,404 people
• City population: 1,168,437
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 18,895
• Household income: $45,557
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 1464.0

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 2,979,839 people
• By 2030: 3,191,823 · +7.1%
• By 2040: 3,619,611 · +21.5%
• By 2050: 4,026,915 · +35.1%
• By 2075: 4,957,073 · +66.4%
• By 2100: 5,508,725 · +84.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 59% Hispanic / Latino 25% White 11% Two or more races 10%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 1% Hispanic 1%
• Foreign-born: 16% · Canada
• Languages at home: 74% English-only · Spanish 26%

Political lean MEDSL · Dallas

• 2024 margin: Strong D (+22.2) · D 60.2% · R 38.0% · Other 1.8%
• 2008→2024 swing: +6.9pp toward D · 2008: 15.3pp · 2024: 22.2pp
• All cycles: 2024: D+22.2 2020: D+31.6 2016: D+26.2 2012: D+15.4 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.79%
• Current HPI: 224.2955
• Rent YoY: ▲ 7.19%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-99.2% since first listed

11 events — show timeline

• 2026-06-11 Contingent — NTREIS
• 2026-06-10 Rental Removed $2,350 NTREIS
• 2026-05-08 Listed $290,000 NTREIS
• 2026-02-15 Price Changed $2,350 NTREIS
• 2025-12-11 Listed for Rent $2,450 NTREIS
• 2024-07-16 Listing Removed — NTREIS
• 2024-05-08 Listed $310,000 NTREIS
• 2024-04-09 Sold (Public Records) — Public Records
• 2021-10-06 Sold (Public Records) — Public Records
• 2021-08-20 Sold (Public Records) — Public Records
• 2021-07-28 Sold (Public Records) — Public Records

Property tax history

+16.5%/yr

Latest (2025): $6,529 · +2.3% YoY. Source: county tax records.